Two-Family Residential
For Sale
$999,999
162 Glendale Rd, Quincy, MA 02169
Two-family residence with RESB zoning and documented stop-work and permit issues.
Property Size2,650 SF
Price / SF$377.36
Days on Market76
Property Features for 162 Glendale Rd
General Information
Standard status
Active
Size
2,650 SF
Total Parking Spaces
3
Property subtype
Multi-Family
Zoning
RESB
Site & Location
Highway Access
Yes
Public Transit
Yes
Additional Details
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$11,569
Building Details
Building Size
2,650 SF
Year Built
1908
Stories
3
Listing Agency:
CRG Commercial
(978) 578-5013
Listed By:
Chris Bernier
(978) 578-5013
Source:
Churchillprop
Added: Jun 17
Changed: Aug 30
Last Checked: Aug 31 at 1:32PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of CRG Commercial
Investment Insights
Based on property information with market context.
This two-family residential property was built in 1908 and is identified with RESB zoning. The property includes a basement and third-floor areas previously finished as apartments, along with living space and a deck connected to the garage. The reported property size is 2,650.
The site is near highway access, a subway station, Star Market, and additional amenities. A stop-work order and notice of violation were issued after construction and welding of a metal spiral stair to the third floor without the required permits and approvals. The property is offered as-is, with buyer due diligence required regarding the work performed and existing municipal notices.
The site is near highway access, a subway station, Star Market, and additional amenities. A stop-work order and notice of violation were issued after construction and welding of a metal spiral stair to the third floor without the required permits and approvals. The property is offered as-is, with buyer due diligence required regarding the work performed and existing municipal notices.
Key Highlights
- Two‑family residential property with RESB zoning
- Built in 1908
- Reported property size of 2650
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$44,748
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
4.47%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$894,960
$895.0K
Cap Rate 7%
$639,257
$639.3K
Cap Rate 9%
$497,200
$497.2K
Market Conditions
NOI Build-Up for 2,650 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$68.4K $25.80/SF
− Vacancy
−$4.4K −$1.68/SF
EGI
$63.9K $24.12/SF
− OpEx
−$19.2K −$7.24/SF
NOI
$44.7K $16.89/SF
Area
Quincy, MA
Vacancy
6.50%
Lease Rate
$25.80 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$894,960
Cap Rate 7%
$639,257
Cap Rate 9%
$497,200
Alternative Uses
Best Use
Multifamily LT 5
$639.3K
$559.4K – $745.8K
NOI $44,748 @ 7.0% cap · market cap 4.47%
Second Best
Apartment 5plus
$587.2K
$513.8K – $685.0K
NOI $41,102 @ 7.0% cap · market cap 4.11%
Theoretical Best
Office A
$1.57M
$1.37M – $1.83M
NOI $109,646 @ 7.0% cap · market cap 10.96%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
2,294
Businesses Nearby
Explore this area
Business Placement
Demographics for 02169, MA
62,140
Population
30,198
Households
2.1
Avg Household Size
39
Median Age
48%
College-Educated
92%
High-School Grad
12.1 sq mi
ZIP Area
5,136
Density / Sq Mi
$92,080
Median Household Income
$60,166
Median Earnings
$1,975
Median Rent
$552,200
Median Home Value
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Two-family residence with RESB zoning and documented stop-work and permit issues.
Where is this duplex located?
The property is located at 162 Glendale Rd Quincy, MA.
What is the asking price?
The asking price for this property is $999,999.
What are key features of this property?
This property features: Two‑family residential property with RESB zoning; Built in 1908; Reported property size of 2650
